A cash home sale in Florida follows the same legal framework as any real estate transaction — contract, title work, closing — but without the 30-45 day financing process that slows down traditional sales. That single difference changes the timeline from months to days and eliminates the most common deal-killing risks that plague conventional sales.
If you’ve never sold to a cash buyer before, the process can seem opaque. This guide walks through every step, from initial contact to closing day, with specific details for how it works in Jacksonville and Duval County.
Step 1: Initial Contact and Property Information
The process starts when you reach out — typically through a form, phone call, or text. The cash buyer needs basic information to build an initial valuation:
- Property address: This lets the buyer pull public records from the Duval County Property Appraiser (including assessed value, square footage, lot size, year built, and last sale date), review aerial and street-level imagery, and identify any liens or encumbrances recorded with the Duval County Clerk of Courts.
- General condition: A rough description of the property’s current state — does it need a new roof, is the HVAC working, are there foundation issues, any code violations? You don’t need a contractor’s report. Honest approximations are fine.
- Your situation: Why you’re selling helps the buyer understand your timeline and priorities. A homeowner facing foreclosure with a court date in 30 days has different needs than someone relocating in three months. The more the buyer understands your situation, the better they can structure the offer and timeline.
A legitimate cash buyer uses this information to run preliminary numbers before making an offer. If they ask you to sign anything or pay anything at this stage, that’s a red flag — walk away.
Step 2: Property Evaluation and Comparable Sales Analysis
Using the information you’ve provided plus public records and market data, the buyer builds a valuation. Here’s what goes into it:
Comparable sales (comps): The buyer identifies 3-6 recently sold properties in your Jacksonville neighborhood that are similar in size, age, condition, and location. In Duval County, recent sales data is available through the Property Appraiser’s records, the MLS (which cash buyers typically have access to), and services like PropStream or DataTree. Comps are the foundation of any property valuation — they represent what the market is actually paying for homes like yours.
After-Repair Value (ARV): If your home needs work, the buyer estimates what it would be worth in fully renovated condition. This is the ARV — the ceiling price. A 3BR/2BA home in Arlington (32211) might have a current as-is value of $160,000 but an ARV of $240,000 after a $40,000 renovation. The buyer’s offer is based on the ARV minus renovation costs and their operating margin.
Repair estimate: The buyer estimates the cost to bring the property to marketable condition. This isn’t a formal inspection — it’s an experienced assessment based on the property’s age, visible condition, and known issues. In Jacksonville, common repair line items include:
| Repair | Typical Duval County Cost |
|---|---|
| Roof replacement | $8,000-$15,000 |
| HVAC replacement | $5,000-$12,000 |
| Kitchen renovation | $8,000-$20,000 |
| Bathroom renovation | $4,000-$10,000 |
| Electrical panel upgrade | $2,000-$4,000 |
| Plumbing (repipe) | $4,000-$10,000 |
| Foundation repair | $5,000-$15,000 |
| Interior paint + flooring | $5,000-$12,000 |
The offer formula: Most cash buyers use a variation of this calculation:
Offer = ARV × 70-80% – Estimated Repairs
On the Arlington example: $240,000 × 75% = $180,000 – $40,000 repairs = $140,000 offer.
That formula accounts for the buyer’s renovation costs, carrying costs during renovation, selling costs when they resell, and their profit margin. The percentage varies based on the buyer, the property, and the market — more competitive buyers work on thinner margins.
Step 3: The Written Cash Offer
A legitimate cash buyer presents a written offer within 24-48 hours of receiving your property information. In Florida, the standard contract is the FR/BAR (Florida Realtors/Florida Bar) residential purchase agreement — the same contract used in agent-represented transactions.
Your cash offer should include:
- Purchase price: A specific dollar amount, not a range
- Earnest money deposit (EMD): Typically $1,000-$5,000 in Jacksonville, deposited with the title company within 3 business days of contract execution. This shows good faith and is credited toward the purchase price at closing
- Closing date: The proposed date — negotiable based on your needs. Can be as soon as 7 days or as far out as 60+ days
- Inspection period: Cash buyers buying as-is typically use a 0-7 day inspection period, or waive it entirely. A long inspection period (15+ days) is a warning sign that the buyer may be shopping your contract to other investors
- Closing cost allocation: In a cash purchase, the buyer typically pays all closing costs. This should be stated explicitly in the contract
- As-is clause: The contract should specify that the purchase is as-is — no repair requests, no credit negotiations after inspection
What about proof of funds? A legitimate cash buyer can provide proof of funds — a bank statement, letter from their financial institution, or verification from a hard money lender — immediately upon request. If a buyer can’t prove they have the money to close, they’re likely a wholesaler who plans to assign your contract to another buyer and may not close at all. Ask for proof of funds before signing anything.
Step 4: Contract Execution and Title Work
Once you accept the offer and both parties sign the contract, the buyer opens the title and closing process with a local title company. In Jacksonville, closings happen through title companies — not attorneys, though either party can (and should, if they want) have their attorney review the contract.
The title company handles:
Title search: A comprehensive review of all recorded documents affecting your property at the Duval County Clerk of Courts. This includes the deed chain (confirming you have the legal right to sell), any mortgages or liens, property tax status with the Duval County Tax Collector, HOA liens, code enforcement liens from the City of Jacksonville, and any other encumbrances.
Title insurance commitment: A document confirming that the title company will insure clear title to the buyer, subject to any exceptions noted in the commitment. If the title search reveals issues — an old mortgage that wasn’t properly released, a judgment lien, back property taxes — the title company identifies them so they can be resolved before closing.
Payoff coordination: If you have a mortgage, the title company contacts your lender for a payoff statement — the exact amount needed to satisfy the loan on the closing date. This includes the principal balance, accrued interest, and any fees. For homes with a lis pendens or active foreclosure, the title company coordinates with the lender’s attorney to ensure the payoff includes all legal costs and the lis pendens is released at closing.
In Duval County, title work typically takes 5-10 business days. For clean titles (no liens, no probate issues, no disputes), it can be faster. For properties with code violations, municipal liens, or multiple encumbrances, it may take longer while the title company identifies and quantifies all obligations that need to be satisfied at closing.
Step 5: Closing Day
Closing in Florida is a document signing and funds transfer process. Here’s what happens:
Where: At a title company office in Jacksonville. Remote closings are also common — the title company sends documents to a mobile notary who meets you wherever you are, or documents are sent via overnight courier for signature and return.
What you sign:
- Warranty deed: Transfers ownership from you to the buyer
- Closing disclosure (CD): An itemized statement showing the sale price, all debits and credits, payoffs, prorations, and your net proceeds
- Seller’s affidavit: Your sworn statement that there are no undisclosed liens, judgments, or defects in title
- 1099-S tax reporting form: The title company reports the sale to the IRS (required for all real estate transactions)
- Any applicable disclosures: Florida requires certain disclosures, though the as-is clause in a cash contract limits your disclosure obligations to known material defects
How funds move: The buyer wires the purchase price to the title company’s escrow account before closing. The title company distributes the funds:
- First: your mortgage payoff (wired directly to your lender)
- Second: any liens, back taxes, or other encumbrances
- Third: title company fees and recording costs
- Fourth: your net proceeds — wired to your bank account, typically same-day or next-day
There are no agent commissions deducted (no agents involved). There are no seller closing costs in a standard cash purchase — the buyer covers them.
The Timeline: How Fast Can This Actually Happen?
| Step | Duration |
|---|---|
| Initial contact + property info | Day 1 |
| Offer presented | Day 1-2 |
| Contract signed | Day 2-3 |
| Title work and payoffs | Day 3-10 |
| Closing | Day 7-14 |
That’s the compressed timeline. If you need more time — say, you’re going through a divorce and need to wait for both attorneys to review — the buyer works with your schedule. Cash buyers are flexible on timing because there’s no lender imposing deadlines.
For comparison, a traditional financed sale in Jacksonville:
| Step | Duration |
|---|---|
| Find and hire an agent | Week 1 |
| Prep, photograph, and list | Week 2-3 |
| Showings and offers | Week 4-11 (52-day average) |
| Buyer’s inspection | Week 12 |
| Inspection negotiations | Week 12-13 |
| Buyer’s appraisal | Week 13-14 |
| Loan underwriting + conditions | Week 14-17 |
| Closing | Week 17-18 |
| Total | ~4-5 months |
And if the buyer’s financing falls through — which happens in roughly 15% of traditional sales — you restart the process from the showings stage.
Common Questions About Cash Sales in Florida
Is a cash offer always lower than market value?
Yes — the gross sale price in a cash sale is below what a traditional retail sale might achieve. But the comparison that matters is net proceeds: what you actually walk away with after all costs. A traditional sale deducts 6% agent commissions, 2% closing costs, repair credits, and months of carrying costs. A cash sale deducts none of those. On a $250,000 Jacksonville home, the traditional sale costs easily total $25,000-$35,000 — narrowing the gap between the two net numbers significantly.
Can I sell for cash if I have a mortgage?
Absolutely. The vast majority of cash sales involve properties with existing mortgages. The lender is paid off directly at closing through the title company. As long as the sale price covers your mortgage balance (plus any arrears, fees, and other liens), it’s a clean transaction. If you owe more than the home is worth, a short sale can be negotiated.
Do I need to move out before closing?
No. Most cash buyers offer flexibility on your move-out timeline. Standard arrangements include closing and moving the same day, a short rent-back period (you stay for 1-2 weeks after closing while you arrange your next residence), or leaving belongings you don’t want — the buyer handles the cleanout.
What if my home needs major repairs?
That’s precisely when a cash sale makes the most sense. Cash buyers don’t need appraisals, lender inspections, or habitability certificates. A home with a failing roof, mold, foundation issues, or code violations can close just as quickly as a home in perfect condition. The repair costs are factored into the offer, not imposed on you.
How to Vet a Cash Buyer in Jacksonville
Not all cash buyers are equal. Before signing a contract:
- Ask for proof of funds — a bank statement or letter confirming they have the purchase amount available. No proof = no deal.
- Check their business registration — look them up on the Florida Division of Corporations (sunbiz.org) to verify they’re a registered entity
- Ask for references — a reputable buyer can provide contact information for previous sellers and the title companies they’ve closed at
- Google them — check Google reviews, BBB ratings, and look for any complaints
- Verify their local presence — a local Jacksonville buyer with a physical office (like our office at 1847 King St, Jacksonville FL 32204) is more accountable than an out-of-state operation running a website
The Bottom Line
A cash home sale in Florida is a straightforward process: contact, offer, contract, title work, close. The legal mechanics are identical to any property sale — the difference is speed, certainty, and the absence of a financing contingency that can derail the transaction.
If you’re considering selling your Jacksonville home for cash — whether because of time pressure, financial difficulty, property condition, or simply because you want the simplicity of a guaranteed close — request a free offer. There’s no cost, no obligation, and you’ll have a concrete number within 24 hours to compare against your other options.